2828 Manderly Dr · Brentwood, MO 63144

$205,000

2 bd · 1.0 ba · 927 sqft · SingleFamily public records · 8 Days on market

Built 1940 7,527 sqft lot Est $240k · 15% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.0/30.0
• ARV discount +14.1/15.0
• Schools +5.8/10.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Brentwood, this 2 bedroom, 1 bath bungalow is an incredible opportunity for savvy investors or anyone who’s not afraid to put in some sweat equity. When you can see original hardwood beneath the carpet, you know there’s great potential! The home also features a sun room, full basement, a detached garage, and a fenced yard. The lot sits on a quiet residential street but is conveniently located just minutes from the Brentwood Sports Complex and all the shopping & dining you could ask for. This property is being sold as-is and provides a solid foundation for a full remodel, rental investment, or future expansion in a desirable location. Bring your visi

Key facts

• 7,527 sq ft lot
• Garage
• Built 1940

Property features AI

Finance

• Other: Private ownership

Exterior

• Parking: Driveway; Asphalt surfaces; Garage facing front (1-car garage)
• Utilities: Public water; Public sewer; Electric service by Ameren; Underground utilities
• Home design: Single-family house; One story
• Construction: Vinyl siding
• Exterior features: Covered, enclosed and screened porches (front and rear); Chain link fencing; Rectangular lot, approximately 53 x 142

Interior

• Kitchen: Portable dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement; 7 total rooms
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (6.1% below list).
• Recommended offer: $192k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.8% in Brentwood — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#6 in MO, #689 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, cost of living B; Watch: crime C-.
• Brentwood (suburban): math 65% / reading 66% proficiency, ranked #4 of 324 in MO (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Mcgrath Elem. (math 67% / reading 67%, grade B+, #46 of 1,115 statewide, top 5%, 195 students, 16% FRL); Brentwood Middle (math 67% / reading 62%, grade A-, #5 of 391 statewide, top 2%, 163 students, 24% FRL); Brentwood High (math 62% / reading 74%, grade B, #12 of 521 statewide, top 2%, 191 students, 30% FRL).
• Market conditions: Rents rising (+1.5%/yr); 130 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,430 (6.1% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $240,093
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8832 Powell Ave	0.22mi	3/1.0 (+1)	1,016 (+10%)	1mo	$175,000	$172	68
716 Bell Ave	0.48mi	3/1.0 (+1)	966 (+4%)	0mo	$140,000	$145	65
927 N Elm Ave	0.31mi	3/1.0 (+1)	828 (-11%)	1mo	$189,900	$229	62
8637 Litzsinger Rd	0.73mi	2/1.0	915 (-1%)	2mo	$265,000	$290	62
2318 Patton Ave	0.63mi	2/1.0	976 (+5%)	1mo	$249,900	$256	61
2331 Patton Ave	0.60mi	2/2.0	982 (+6%)	2mo	$299,000	$304	57
615 Cornell Ave	0.55mi	2/1.0	1,008 (+9%)	4mo	$124,900	$124	56
206 Eldridge Ave	0.64mi	2/1.0	864 (-7%)	5mo	$250,000	$289	55
321 Madison Ave	0.74mi	2/1.0	986 (+6%)	4mo	$255,000	$259	52
500 Cornell Ave	0.69mi	3/1.0 (+1)	864 (-7%)	4mo	$239,900	$278	48
8816 Bridgeport Ave	0.73mi	3/2.0 (+1)	1,000 (+8%)	2mo	$250,000	$250	42
1057 Rockman Pl	0.69mi	3/3.0 (+1)	1,035 (+12%)	2mo	$339,000	$328	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.49% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.57×
• Total profit: $-24,868
• Equity at exit: $30,566

10-year hold

• IRR: -5.4%
• Equity multiple: 0.67×
• Total profit: $-18,703
• Equity at exit: $17,725

Cash invested: $57,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63144

• Rents YoY: 1.5%
• Active inventory: 130
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$183 /mo · $2,198/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $177

Break-even live

Break-even rent $1,701

Max offer price $205,000

Occupancy floor 86%

Sensitivity live

Price	-10% $293	-5% $235	+0% $177	+5% $119	+10% $61
Rent	-10% $25	-5% $101	+0% $177	+5% $253	+10% $329
Rate	-1.0pp $280	-0.5pp $229	base $177	+0.5pp $123	+1.0pp $69

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2806 Hilldale Ave Saint Louis, MO	2.0	2.0	1104	$2,550	$2.31	0d	1	0.09mi
9006 Madge Ave Saint Louis, MO	2.0	2.0	1000	$2,100	$2.10	9d	1	0.23mi
927 N Elm Ave Saint Louis, MO	3.0	1.0	828	$1,800	$2.17	0d	1	0.33mi
927 N Elm Ave Saint Louis, MO	3.0	1.0	828	$1,800	$2.17	22d	1	0.33mi
9305 Manchester Rd St. Louis, MO	1.0–2.0	1.0	776	$1,445	$1.86	0d	11	0.34mi
153 Willis Ave Saint Louis, MO	3.0	1.5	1097	$1,900	$1.73	0d	1	0.41mi
72 Van Mark Way Brentwood, MO	1.0–2.0	1.0	780	$1,236	$1.58	0d	4	0.49mi
2501 Mary Ave Brentwood, MO	1.0	1.5	1100	$1,725	$1.57	9d	1	0.56mi
9386 Golden Gate Rd Saint Louis, MO	2.0	1.0	840	$2,283	$2.72	0d	1	0.56mi
1034 N Rock Hill Rd Saint Louis, MO	2.0	1.0	696	$1,650	$2.37	45d	1	0.59mi
539 N Elm Ave Saint Louis, MO	3.0	1.0	1055	$1,500	$1.42	12d	1	0.67mi
8661 Litzsinger Rd Saint Louis, MO	2.0	1.0	910	$1,765	$1.94	45d	1	0.69mi
324 Eldridge Ave Saint Louis, MO	2.0	1.0	1015	$2,000	$1.97	0d	1	0.73mi
425 Bismark Ave Saint Louis, MO	2.0	1.5	853	$2,095	$2.46	45d	1	0.94mi
1696 E Swan Cir Saint Louis, MO	2.0	1.0	967	$1,600	$1.65	45d	1	1.03mi
9724 Greenwood Ter Saint Louis, MO	2.0	1.0	907	$1,525	$1.68	22d	1	1.04mi
1736 Redbird Cv Saint Louis, MO	2.0	1.0	900	$1,800	$2.00	45d	1	1.05mi
835 N Forest Ave Saint Louis, MO	3.0	1.0	864	$2,150	$2.49	0d	1	1.05mi
1800 S Brentwood Blvd Saint Louis, MO	1.0–3.0	1.0–2.0	1164	$2,120	$1.82	0d	18	1.07mi
9071 Wrenwood Ln Saint Louis, MO	2.0	1.0	1060	$1,650	$1.56	45d	1	1.09mi
9816 Obrien Ct Saint Louis, MO	3.0	2.0	1040	$2,100	$2.02	0d	1	1.10mi
8901 Cardinal Ter Saint Louis, MO	2.0	1.0	1004	$1,600	$1.59	12d	1	1.12mi
1607 Redbird Cv Saint Louis, MO	2.0	1.0	946	$2,038	$2.15	0d	1	1.13mi
1469 Bobolink Pl Saint Louis, MO	2.0	1.0	981	$1,700	$1.73	45d	1	1.21mi
31 Sunnen Dr Maplewood, MO	1.0–2.0	1.0–2.0	956	$2,428	$2.54	0d	17	1.25mi
226 E Lockwood Ave Saint Louis, MO	1.0	1.0	672	$2,570	$3.82	0d	4	1.33mi
7828 Laclede Forest Dr Maplewood, MO	1.0–2.0	1.0	725	$1,345	$1.86	5d	2	1.35mi
2705 Laclede Station Rd Maplewood, MO	2.0	1.5	840	$1,499	$1.78	6d	1	1.36mi

Listing history 6 events

1. 2026-06-09
   status $205,000 Pending 8 DOM
2. 2026-06-08
   days on market $205,000 Active 8 DOM
3. 2026-06-07
   days on market $205,000 Active 7 DOM
4. 2026-06-03
   days on market $205,000 Active 3 DOM
5. 2026-06-02
   days on market $205,000 Active 2 DOM
6. 2026-06-01
   status $205,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $2,198 · $183/mo
• Projected year-2 tax: $2,198 · $183/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,092
• − Mortgage interest: −$11,483
• − Property taxes: −$2,198
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$5,964
• Taxable loss: −$1,273
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $2,424/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Brentwood
• NCES district ID: 2905880
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $69,522
• Composite: 57.51/100
• National rank: #1069
• State rank: #4 of 324 in MO

Livability — Brentwood

• Score: 84/100
• State rank: #6
• US rank: #689

Category grades

Amenities B- Commute C Cost of living B Crime C- Employment A+ Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, MO
• County: Saint Louis County · 888,823 people
• City population: 9,505
• Metro: St. Louis, MO-IL
• Population (ZIP): 9,505
• Household income: $104,438
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 310.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Asian 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 11% · China, Canada, South Korea
• Languages at home: 91% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -411.33%
• Current HPI: 207.0145
• Rent YoY: ▲ 1.49%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

1 event — show timeline

• 2026-05-30 Coming Soon $205,000 MARIS as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2022): $2,198 · +0.8% YoY. Source: county tax records.